Florida voters passed Amendment 3 on November 3, 2026, with about 62% of the vote. It needed 60%. The measure raises the homestead exemption on non-school property taxes and lowers the cap on yearly assessment increases for non-homestead property. If you own a home in Florida, or you’re thinking about buying one, here is what changed, what didn’t, and what to do next.
Amendment 3 passed on November 3, 2026. Implementing details may still be set by the Legislature and your county property appraiser, and tax rates change every year. Figures below come from the sources listed at the end. Always confirm your own numbers with your county property appraiser.
Thinking about buying in Florida? December 31, 2026 is the date to know
Amendment 3 makes owning a Florida home cheaper to carry, and the timing of your purchase decides how much of that you get.
- If you’re moving to Florida: buy and establish your homestead before December 31, 2026 and you get the larger exemption with every other Florida homeowner. Buy after that date and you are expected to get $50,000 and wait five years for the higher amount.
- If you already live here and rent: to get a homestead exemption for 2027 at all, you generally need to own and occupy the home as your permanent residence on January 1, 2027, and file by March 1. A closing before the end of the year puts you in that first tax year.
- If you own now and want to move up or down: your Save Our Homes benefit can move with you through portability, and your closing date can change which tax year it applies to. Get your numbers before you list.
The Legislature still has to write the implementing rules, so details may shift. What won’t shift is the calendar. A closing takes about 30 to 45 days for most financed purchases, so the practical window to start looking is now. I can walk you through what homes fit your budget once the new exemption is counted, and what your own tax estimate looks like at each address.
Ready to run the numbers on a specific home? Call me and we’ll go through it together.
Key Takeaways
- The homestead exemption on non-school taxes goes up in steps. It is about $50,000 today (the state lists $51,411 for 2026), up to $150,000 in 2027 and up to $250,000 in 2028, then adjusted for inflation each year after that.
- School taxes are not affected. The school exemption stays at $25,000, so most homeowners will still owe school taxes.
- It starts January 1, 2027. The first visible change should be your August 2027 TRIM notice and your November 2027 tax bill.
- Save Our Homes and portability are not replaced. The cap on yearly assessment increases for homesteads still applies, and portability is unchanged.
- Non-homestead property gets a lower cap. The yearly assessment cap drops from 10% to 5% for non-school taxes, effective January 1, 2027.
- Timing matters if you are moving to Florida. Buy and establish your homestead before December 31, 2026 and you get the larger exemption with everyone else. After that date, you are expected to get $50,000 and wait five years.
- You can estimate your own savings. The Palm Beach County Property Appraiser has an Amendment 3 calculator you can use right now.
What does Amendment 3 change for homeowners?
Florida homesteads already get an exemption that lowers the taxable value of your home. Amendment 3 makes the non-school part of that exemption much larger. The schedule looks like this:
| Tax year | Non-school homestead exemption |
|---|---|
| 2026 (today) | $51,411 |
| 2027 | Up to $150,000 |
| 2028 | Up to $250,000 |
| 2029 and later | Adjusted for inflation each year |
Your taxable value is lower, so the part of your bill that funds the county, city and special districts is lower too. It does not erase your bill. School district taxes still apply, and so do any non-ad valorem charges like trash or drainage fees.
One more detail: the Legislature can later raise the exemption further by general law, without another statewide vote. Nobody can say yet whether or when that will happen.
How much could you save?
The honest answer is that it depends on your address, because every taxing district sets its own rate. For a rough idea, Florida TaxWatch used the statewide average non-school rate and estimated an average homestead owner would save about $1,035 in 2027 and about $2,085 in 2028, assuming rates stay the same. That is an estimate, not a promise, and rates can change.
For your actual number, use the Palm Beach County Property Appraiser’s Amendment 3 calculator. You enter your address and it shows your current estimated taxes and projected changes for 2027 and 2028. It uses 2026 certified values and rates, and it only applies to homesteaded property.
Try the Palm Beach County Amendment 3 Homestead Calculator
If you live in Martin or St. Lucie County, check your county property appraiser’s website for their tools. They may not have updated them yet.
Does this replace Save Our Homes?
No. Save Our Homes still caps how much your assessed value can rise each year while you’re homesteaded, and portability still lets you carry that benefit to your next Florida home. The new exemption works on top of those protections.
That matters when you’re planning a move. Your Save Our Homes benefit is the gap between your market value and your assessed value, and it is the number to pull from your TRIM notice before you list. I walk through this with every buyer and seller, and I put the homestead filing details in writing after closing so nothing is missed. For the full picture, read Before You Rule Out That Florida Home, Run the Save Our Homes Numbers or, if you’re selling, Will You Lose Your Save Our Homes Benefit When You Sell in Martin County?
What about people who are new to Florida?
This is the part most people miss, and it matters if you’re planning a move. The simple version: if you are relocating to Florida and you buy and establish your homestead before December 31, 2026, you get the larger exemption along with every other Florida homeowner. If you buy after December 31, 2026, you are expected to get a $50,000 non-school exemption and wait five years for the higher amount.
The official sources describe the test a little differently. The Pinellas County Property Appraiser and Florida TaxWatch tie it to being a permanent Florida resident as of December 31, 2026, and the appraiser says people who establish residency by that date get the higher amount when they buy and apply for homestead. For someone moving here, buying and filing homestead is how that residency is established. Whether anyone already living in Florida who buys their first home in 2027 is treated the same way is something the Legislature’s implementing rules will need to answer.
The waiting period is also likely to be challenged in court. Florida TaxWatch notes that a similar waiting period was struck down by the Florida Supreme Court in 1982, so the details could change. If you’re relocating, don’t assume the larger exemption applies on day one, and confirm the rules with the property appraiser in the county where you’re buying.
What does it mean for investment and second-home owners?
Amendment 3 also lowers the yearly cap on assessment increases for non-homestead property, like rentals, second homes and commercial property, from 10% to 5%. This applies to non-school taxes and starts January 1, 2027. The larger homestead exemption does not apply to these properties, because they don’t have a homestead exemption. School taxes remain uncapped.
What are the trade-offs?
Counties, cities and special districts rely on property taxes. The state’s Revenue Impact Estimating Conference projects local government revenue losses of about $4.9 billion in 2027 and $8.7 billion in 2028. Supporters say homeowners deserve relief and that local governments can operate within tighter budgets. Opponents, including the Florida Association of Counties and police, sheriff and firefighter groups, warn about cuts to services and a shift of the tax burden to renters, businesses and non-homestead owners. The amendment does not itself order any specific cut. Those decisions will be made in each local budget, so it’s worth watching what your county and city do in the coming year.
What should you do now?
- Confirm your homestead is filed. The new exemption applies to homesteaded property. If you moved recently, check that your exemption is on file with your county property appraiser.
- Run your numbers. Use the Palm Beach County calculator if you’re in Palm Beach County, and ask your own county for its tool.
- Pull your TRIM notice. Know your market value, assessed value and exemptions before you list or shop.
- Watch August 2027. That is when the first TRIM notices with the new exemption are expected.
- Start your home search now if you plan to buy. A typical financed closing takes 30 to 45 days, and the December 31, 2026 date matters for newcomers and for getting a 2027 homestead year. Call me and we will map out your timeline.
Frequently Asked Questions About Florida Amendment 3
Did Florida Amendment 3 pass?
Yes. It passed on November 3, 2026, with about 62% of the vote. Amendments needed 60%.
When does Amendment 3 take effect?
January 1, 2027. The first tax bills reflecting it are expected in November 2027, and the first TRIM notices in August 2027.
Will my property taxes go to zero?
No. School taxes still apply, and homes assessed above the exemption amount will still owe tax on the rest. Homes assessed at or below $150,000 in 2027 or $250,000 in 2028 would owe no county, city or special district taxes, but they would still owe school taxes.
Do I need to apply for the higher exemption?
The sources reviewed do not say. If you already have a homestead exemption, check with your county property appraiser about whether any new steps are required once the Legislature and county offices publish details.
Does Amendment 3 change Save Our Homes?
No. Save Our Homes and portability stay in place.
Does Amendment 3 apply to rental properties and second homes?
Not the larger exemption. Non-homestead properties get a lower cap on yearly assessment increases for non-school taxes, from 10% to 5%.
Sources: Pinellas County Property Appraiser Amendment 3 FAQ, Florida TaxWatch Taxpayer’s Guide, Spectrum Bay News 9, WPTV.